DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00710/B Applicant: Mr & Mrs Robert & Grizelda Taylor Proposal: Drill a borehole to test for a viable potable water supply for the proposed dwelling on the site. If the water supply is viable then a small cylindrical head will be placed over the borehole, measuring 1200mm high and 900mm diameter Site Address: Rheaby Beg Arrasey Road Glen Maye Isle Of Man IM5 3AU Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.08.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposed development is considered to be highly minimal in nature and necessary to provide a reliable and controllable water source for the farm. The proposal is not considered to result in a material impact upon the character and appearance of the wider landscape, and are therefore acceptable in compliance with General Policy 2 and 3 of the Strategic Plan (2016).

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 16th June 2023;

• o Drawing No. 309/001
• o Drawing No. 309/002
• o Hydrogeological assessment dated May 2023

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPICATION SITE

1.1 The application site is field 414502, which is a field situated to the North West of the Sloc Road. The site is accessed via a short access lane of the Sloc Road. THE PROPOSAL - 2.1 The current planning application seeks approval for permission to drill a borehole to test for a viable water supply to supply the dwelling approved under PA22/00827/B. If water supply yield is viable then a small cylindrical head will be placed over the borehole, measuring 1200mm high and 900mm diameter. PLANNING HISTORY - 3.1 The dwelling in connection with this application was approved under PA22/00827/B. PLANNING POLICY - 4.1 The site lies within an area zoned as "not for development" on the Area Plan for the South. The site is not within a Conservation Area, Flood Zone, nor an area zoned as High Landscape or Coastal Value and Scenic Significance.

4.2 There are no policies in the Isle of Man Strategic Plan for the installation of a borehole, whilst this is the case, General Policy 3 part (e), is an acceptable alternative with the means of extraction being the same depending on the mineral extracted. General Policy 3 (e), states "location-dependent development in connection with the working of minerals or the provision of necessary services." - 4.3 This policy is then followed by General Policy 2, which sets out general standards towards acceptable development and Environment Policy 1 which seeks that the countryside is protected for its own sake. REPRESENTATIONS

5.1 The following representations can be viewed online in full;

5.2 Highway Services have considered the application and have no highways interest. (26.06.23) - 5.3 Patrick Commissioners have considered the application and have no objection. (21.07.23) ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are;

• - principle (GP3 (e))
• - character and appearance (GP2 & EP1)
• - other matters

- 6.2 PRINCIPLE

• 6.2.1 As discussed in part 4 of this report, the proposal is situated within an area not designated for development, as such the general principle would need to fit within the exceptions in General Policy 3. Whilst it is questionable whether the proposal would fit within exception (e) of General Policy 3, boreholes are generally to provide either a property or a farm with a more reliable and controllable water source, than relying on the mains system due to their location within the countryside.
• 6.2.2 The agent on behalf of the applicant has stated that the proposed borehole within this application is to facilitate the new dwelling approved under PA22/00827/B.
• 6.2.3 As such it is deemed that the proposal is location dependent and is for the provision of necessary services, which ultimately means the proposal complies with General Policy 3(e) of The Isle of Man Strategic Plan 2016.

- 6.3 CHARCTER AND APPEARANCE

• 6.3.1 Turning towards the character and appearance of the overall proposal. The extent of above ground development, i.e. the borehole head, would be effectively de minimis given its minimal protrusion above ground level and diameter, and therefore unlikely to result in any material visual impact upon wider landscape character and is deemed to comply with General Policy 2 and Environment Policy 1 of the Isle of Man Strategic Plan. CONCLUSION
• 7.1 Overall the proposed borehole is considered to be necessary to provide a reliable and controllable water source for the new dwelling. The proposals are not considered to result in a material impact upon the character and appearance of the wider landscape, and are therefore acceptable in compliance with General Policy 2 and 3 of the Strategic Plan (2016). The proposal is therefore recommended for approval. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;

• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 25.08.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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